Monthly owner statements for your property in Mexico
GEMA Properties is a private administration office. Monthly owner statements are the property management document an owner reads personally, and the only one that can be checked by somebody who was never in the house. Yours arrives on the 5th, closed with the previous month, in Tulum, Cancún, Playa del Carmen, San Miguel de Allende, Los Cabos and Acapulco — and it arrives whether the house earned anything or not.
An owner statement is a document that has to survive being read by a stranger: your accountant, a buyer, or the SAT. This page describes what is on it, what arrives with it, and what you can check yourself without asking us for anything.
Tell us where the house is, and we will build the statement it would produce.
The three blocks, and the arithmetic between them
Every property owner statement this office issues is built the same way: gross income, deductions one at a time, net. The net is calculated from the lines and never the other way round, so the total cannot drift away from its parts, and each line carries the document that supports it.
| Line | What it is | What proves it |
|---|---|---|
| Gross income | What the house invoiced during the month, before anything is taken off | CFDI de ingreso issued in your name |
| Platform commission | What the booking channel kept | Platform statement for the month |
| ISR and IVA withheld by the platform | Tax the platform withheld and paid over on your behalf | CFDI de retenciones e información de pagos |
| State lodging tax (ISH), where it applies | Owed where the house stands, filed on that state's own date | State return plus an invoice showing the tax separately |
| Housekeeping and linens | What a stay actually consumed | One CFDI per supplier, in your name |
| Preventive maintenance | The calendar work of the month, and anything corrective that happened | Supplier CFDI, with photographs of the work |
| Utilities and HOA dues | Power, water, internet, condominium quota, insurance | Receipt or invoice from whoever issues it |
| GEMA fee | The agreed percentage, applied to income net of expenses | CFDI in your name |
| Net | Gross minus deductions | The sum of the lines above |
We charge no fixed fees and no setup fee: only a percentage of income, net of expenses. On the statement that is one line and only one — no activation fee, no end-of-season charge, nothing of ours scattered through the document — and in a month with no income that line reads zero while the rest of the report stays exactly as detailed.
Concierge work is quoted per use and never sits inside that percentage: a chef, a transfer, a boat, an event. On the statement it is a line that exists only in the month it was requested, and only on the report of the owner who requested it.
When it arrives, and why the 5th
The owner disbursement and the statement travel together: on the 5th the transfer reaches the account you nominated, and the document that explains it arrives the same day. Your monthly owner statement closes with the month, not with the quarter and not with the season.
The date is not a courtesy. Provisional ISR payments on rental income fall due by the 17th of the following month under article 116 of the income tax law — with a quarterly option for small monthly rents, tied to ten times the daily UMA raised to the month — and an accountant who receives the numbers on the 16th is not being given time, only a deadline. Twelve days between the 5th and the 17th is the difference between checking a month and signing it.
Two things in the year do not follow that rhythm, and both show up on the statement when they fall. The first is the state lodging tax, which is filed on a different day in every state: the first fifteen days of the following month in Baja California Sur, the first seventeen in Guerrero, the first twenty-two in Guanajuato. Your house sits inside exactly one of those calendars, and the report is timed to that one. The second is registration: in Quintana Roo the state fiscal certificate attached to the property, the COFE, is issued per property and renewed each year between January and February, so a Tulum, Cancún or Playa del Carmen statement carries a line early in the year that the other eleven months do not have — the calendar of the paperwork is described on vacation rental management.
Nothing here is advice: the paperwork is described, never interpreted. Your accountant files; our job is that nothing is missing when they do.
What arrives with the statement
Property management accounting in Mexico produces one document per line, issued by whoever was paid, and the statement is where those documents are put in order. What travels with the report is not a list of amounts we typed: it is the CFDI themselves.
A rental owner statement adds what a let month produces — platform commission, the withholdings the platform already made, housekeeping and linens — on top of the lines every house has. A closed house has the second group only, and gets the same document on the same day.
What you can check without asking us
A monthly rental statement is worth exactly what the documents attached to it are worth. Four checks, and not one of them goes through us. The question underneath property management trust accounting — whose money is this while the manager is holding it — is answered here with paper: every expense invoice is issued to your name and your RFC, never to ours.
That the CFDI exists. Anyone who receives a CFDI can check that it is valid, on a public SAT service, with three fields and no password: the folio fiscal — the UUID — the RFC of whoever issued it and the RFC of whoever received it. If the voucher was never registered, the service says so in those words.
That the CFDI belongs to your house. A CFDI issued for rental income has to carry the property tax account number of the building it refers to, under article 199 of the income tax regulation and article 29-A, fraction V, subsection c, of the federal fiscal code — in the ordinary regime and in RESICO alike. It is the field that ties a voucher to one property and not to another: if it is missing, the document is arguable.
That no CFDI is deleted behind your back. Cancelling an invoice generally needs the receiver's acceptance: the notice lands in your Buzón Tributario, you have three business days, and silence counts as acceptance — which is the reason the inbox is worth opening. Vouchers up to a thousand pesos, payroll, credit notes and transfer vouchers sit outside that rule, as does a cancellation made within the business day after issue.
That the list of CFDI is complete. Signing in to the SAT portal with your contraseña or e.firma, you can list the invoices issued and received under your RFC and set them against the lines of the statement. It is the only check that looks for missing lines rather than at the ones printed, and it is the check a report written by hand does not survive.
What we need from you, once
Two documents, asked for at the start. Without them the report can still be written, but the vouchers behind it cannot be issued in your name, which is the part that makes them worth anything.
The same format, different lines
A property management owner statement written in Mexico carries lines an American one never has, and the difference is not cosmetic. Between our six areas the document does not change shape either — what changes is which lines exist in it, because the place decides what a house consumes and what an authority asks for. Which lines exist is therefore a question of place.
What this report is not
A property management monthly report to the owner is not a performance review of your house, and it is not written to reassure. What is included in a property management report should be decided by the documents that exist behind it, not by the manager's taste in summaries — so there are no projections here, no comparison with other houses and no forecast: only what happened last month, with its voucher.
It is not where the care of the building is explained either. How the house itself is looked after belongs to full-service management for luxury homes; what may be let, when, and under which registration belongs to vacation rental management. This document is the window onto both: what those two did during the month is what you see here, converted into lines. The four services and the order in which they are switched on are set out in the services overview.
And it does not replace your accountant. We document; they file. For the month it covers it is also a rental property income statement, with the invoices attached rather than the totals alone — which is what makes it usable on the 17th rather than merely readable.
What is an owner statement for a managed property in Mexico?
It is the monthly document in which the manager accounts for the house: gross income, every deduction listed separately, and the net that reaches you, with the invoice that supports each line. If the total cannot be rebuilt by adding up the lines, or if an expense appears without its fiscal voucher, the document is badly made.
What is a property management report, and is it the same thing as an owner statement?
In this office they are one document, delivered on the 5th and closed with the previous month. A property management monthly report that cannot be rebuilt from its own lines is not a report, it is an assertion — which is why every line here arrives with the voucher that proves it rather than with a note explaining it.
How do I check that a CFDI on my statement is real?
With the folio fiscal, the issuer's RFC and your own RFC on the SAT's public verification service, which asks for no password and is open to anyone who received the voucher. If the invoice was never registered, the service says so, and you will know before we do.
Do I still get a statement if the house is never rented?
Yes, on the same day and in the same format. There is no gross income and there are no withholdings: the document is made of the house's own accounts, the maintenance of the month and the fee, and it is the record that a closed house was actually being looked after.
What if I disagree with a line?
It is settled against the voucher, which is already in your hands, and if an invoice has to be corrected the cancellation reaches your Buzón Tributario and waits for your answer for three business days. Nothing can be quietly rewritten, because the mechanism that cancels an invoice notifies you and not us.
Can my accountant use this to file on the 17th?
That is what it is built for: the income, the expenses with their CFDI and the withholdings the platform already made, in time for the 17th. Where a state lodging tax applies, the obligations include issuing an invoice that shows the tax separately and keeping the documentation for five years — which is the reason the file matters as much as the figure.
Start with a valuation
There is an owner statement example on the home page: illustrative figures, real format. The valuation goes one step further and does it with your house — which lines it would carry, in which month each would appear, and which voucher would arrive with it, because the statement of a villa in Los Cabos and that of a house in the centre of San Miguel de Allende are not made of the same lines.